CROMER NORTH Conservation Area NORFOLK DIS TRIC T COUNCIL Character Appraisal and Management Proposals Adopted 12/11/2012 Full page photographs courtesy of: David Morris (Cromer) All photographs remain the copyright of the photographer. www.davidmorrisphotographer.com North Norfolk District Council Conservation, Design and Landscape Team Telephone: 01263 516165 E-Mail: [email protected] Write to: Conservation & Design Manager, North Norfolk District Council, Holt Road, Cromer, NR27 9EN All documents can be made available in Braille, audio, large print or in other languages. Cromer Conservation Area Character Appraisal and Management Plan (Part 1) Foreword 2 PART 1: CHARACTER APPRAISAL 1.0 Purpose and Objectives 4 1.1 Introduction 5 1.2 Planning Policy and Context 7 1.3 Statement of Significance 10 1.4 Townscape Appraisal 14 1.4.1 Location and Setting 16 1.4.2 Historic Development and Archaeology 19 1.4.3 Spatial Analysis 23 1.4.4 Character Analysis 25 1.5 Community Engagement 44 1.6 Summary of Key Issues 45 North Norfolk District Council Cromer Conservation Area Character Appraisal and Management Plan (Part 1) Foreword It is intended that this appraisal and management plan will play a significant role in guiding all aspects of the future management of Cromer Conservation Area. In so doing, it is hoped that this document will help to promote co-ordination and commitment across several sectors and in particular at District, Town or County tier of government, by the relevant statutory undertakers or through appeals to the Planning Inspectorate into planning decisions. In terms of content, this document has been split into three main sections. The first section draws upon the information contained within the Cromer Conservation Area Appraisal to provide a general overview of the THI area. The resultant analysis not only captures the essential ingredients that makes Cromer’s Conservation Area so special, but also helps to contextualize the Conservation Area within the overall town. The second part of the document examines the current arrangements for the management of the Conservation Area and will explore how the planning system, community participation and improved corporate working within and outside the District Council can improve the management of the historic environment. A series of recommendations and proposals for the future management of the Conservation Area will then be outlined and a joint concordat/vision for the management of the Conservation Area proposed. This will need the support of the various agencies and bodies actively engaged in the management of the Conservation Area. The plan concludes by setting targets and priorities for those future actions that are considered necessary to ensure that the character of Cromer and its built heritage is safeguarded, both for the benefit of the townsfolk of Cromer and of visitors alike. In analysing and advising new ways of managing the Conservation Area, this document breaks new ground. The essence of this approach lies in the conception that the Conservation Area and the historic environment cannot exist in 'splendid isolation' and that there is a whole series of issues and influences which affects it. An 'holistic' and partnership approach will be the only way that Cromer's precious heritage can be protected for future generations. Philip Godwin, Conservation, Design & Landscape Manager June 2012 2 North Norfolk District Council Cromer Conservation Area Character Appraisal and Management Plan (Part 1) PART 1: CHARACTER APPRAISAL PART 1: CHARACTER APPRAISAL North Norfolk District Council 3 Cromer Conservation Area Character Appraisal and Management Plan (Part 1) 1.0 Purpose and Objectives The purpose of this document is to identify the prevailing ‘townscape’ character of Cromer and its Conservation Area and to bring forward a series of management proposals and initiatives that will preserve and enhance both it and the overall historic environment. The Cromer Conservation Area will be analysed and appraised in accordance with English Heritage Guidance. Management proposals will then be made, based upon:- (i) The powers available (both now and as proposed), to the District Council, for the control of the quality of alterations to buildings or development of new structures. (ii) The provision of best practice design and conservation guidance. (iii) The active engagement of the community through:- (a) Direct works in the public realm. (b) Contributions to the decision making process through the various local democratic and community channels. (c) Education initiatives, including the participation of schools. (d) The inauguration of a Conservation Area Appraisal Committee for Cromer. (iv) Effective joint working at District, County and Town Council levels. [Within NNDC service delivery will be undertaken in accordance with the principles outlined in this Plan. Externally the County Council and Town Council will be invited to be equal partners. The successful delivery of this Management Plan will only be achieved with their support. Likewise the statutory undertakers’ role will be vital.] The overall objective is to maintain and enhance the very special architectural and townscape qualities of Cromer and its Conservation Area and to preserve them and enhance them through thoughtful conservation and sympathetic design. The benefits for the local community in the safeguarding of the historic environment and its many assets are sometimes underestimated. This plan seeks to save the historic fabric of the town, not just for its own sake, but so that it can be an effective resource for the future economic, social and cultural welfare of the people of Cromer. 4 North Norfolk District Council Cromer Conservation Area Character Appraisal and Management Plan (Part 1) 1.1 Introduction Cromer is “one of the few watering holes where....you can, from the same window, see the sun rise out of the ocean at morning and the sun disappear in glory of orange and scarlet in the evening.” Source: ‘Poppyland’ Clement Scott 1886. Cromer is set in a dramatic location, perched as it is upon the unsteady cliffs of East Anglia. Its seafront is one of the most impressive and thought provoking facades and elevations in the East of England. The town has 85 Listed Buildings and many other buildings of local architectural or historic significance (see Map B). Its overall ‘townscape’ significance is summarised in Section 1.3 ‘Statement of significance’ under the following headings:- (a) historical and cultural (b) architectural (c) aesthetic (d) social and cultural (e) sense of place This part of the Management Plan forms the Conservation Area Appraisal and has been prepared in accordance with English Heritage guidance. It follows the format and criteria for the assessment of character as contained in English Heritage documents. North Norfolk District Council 5 Cromer Conservation Area Character Appraisal and Management Plan (Part 1) 1.2 Planning Policy and Context Cromer is a key settlement in North Norfolk. With a population of over 8,000, it provides shops and services for a much wider rural hinterland. The town is recognised in the adopted Core Strategy for North Norfolk District as an important service centre, employment hub and administrative centre. It can expect to see some limited housing growth over the next 10-15 years. However, for the most part it is likely to maintain its emphasis upon tourism-related industry and the provision of a quality environment for living in the town. Cromer is an historic seaside town in a stunning setting. It can trace its history back into medieval times. The original settlement, Shipden, had disappeared into the North Sea by the 15th Century and today it is still a town that is constantly under threat from the work of the sea and as time passes global warming. Cromer seafront faces directly north and it is this unusual orientation that provides the essential backcloth to the town’s identity. Fishing and tourism have traditionally been the staple economic activities of the town. Indeed at the turn of the 19th Century and 20th Century Cromer was one of the most fashionable seaside resorts in the country. A late Victorian and Edwardian confidence and elegance can still be detected today. Cromer is immensely rich in architectural quality. Some of its buildings such as the Hotel de Paris, Parish Church and Cromer Pier, are landmarks and ‘signature’ buildings in their own right. Served by railway from Norwich and with the likelihood of further improvements to transport infrastructure in the region over the next 15 years, Cromer despite the current economic conditions is still likely to come under continued pressure for development and for change. The key task for NNDC and its partners during this period will be to promote prosperity and diversity in the town and to ensure that its unique architectural character and legacy is safeguarded. The arrival at an effective balance between ‘economic, social and cultural factors’ will be the underlying challenge. Cromer fulfills many different roles: it is both a resort town and a service centre to numerous villages. It has basic services and some employment opportunities, but in some respects is still reliant upon neighbouring towns and Norwich. Nonetheless the attractive environment and the historic identity of the town and its hinterland are crucial assets. During the summer season many tourists and day-trippers come from a wide area to visit the town. The natural and built environment in the town is of a very high standard and a major asset in terms of: • The quality of life of the residents of the area; • A visitor attraction; and • Inward investment. North Norfolk District Council 7 Cromer Conservation Area Character Appraisal and Management Plan (Part 1) Although Cromer has many fine historic buildings, the overall impression at the beginning of the 21st century was of a faded Victorian resort. The landscape setting within which Cromer sits is recognised as being of very high quality with Area of Outstanding Natural Beauty status (although this is blighted somewhat by exposed caravan sites along the coast).